304 B St · Alex, OK 73002

$114,900

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 6 Days on market

Built 1950 5,249 sqft lot Est $105k · 9% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• ARV discount +3.3/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Super cute home in Alex situated on 3 city lots and close to churches, schools, and easy off and on highway. This move in ready house has 3 bedrooms, 2 baths, a large living area, good sized kitchen, and inside utility room. Two of the bedrooms are very spacious, and some updates have been made throughout. You will not be disappointed, and all of this is under $90,000. Come enjoy coffee on the front porch these upcoming Fall mornings! All offers due by Tuesday the 12th at 4PM. Come check it out!!

Key facts

• Proximity to schools
• Metal roof
• Split-plan

Tags

• METAL ROOF
• TRIPLE-LOT YARD
• SPLIT-PLAN
• CENTRAL HEAT AND AIR
• PROXIMITY TO SCHOOLS

Property features AI

Finance

• Other: Living area: 1,384 (assessor); Located in Alex Ot addition; No storm shelter; Not homestead-designated; Directions available to property
• Financial info: Loan qualification possible; Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Residential property; One story entry level
• Construction: Vinyl siding; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level living; No fireplace; No in-law plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 57/100 on livability (#474 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D+, crime F, amenities F.
• Alex (rural): math 50% / reading 50% proficiency, ranked #36 of 513 in OK (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alex Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 218 students, 0% FRL); Alex Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 86 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Alex average; the district grade overstates school quality for this exact location.
• Market conditions: 8 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $105,184
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 B St	0.00mi	3/2.0	1,384 (0%)	1mo	$103,000	$74	99
501 W G St	0.36mi	3/1.5	1,560 (+13%)	10mo	$118,000	$76	52
501 W H Ave	0.43mi	2/1.5 (-1)	1,186 (-14%)	6mo	$105,000	$89	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.76×
• Total profit: $24,570
• Equity at exit: $51,664

10-year hold

• IRR: 15.3%
• Equity multiple: 3.25×
• Total profit: $72,405
• Equity at exit: $79,620

Cash invested: $32,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73002

• Active inventory: 8
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $169

Break-even live

Break-even rent $936

Max offer price $114,900

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-13
   status Pending
2. 2026-04-06
   listed $114,900 Active
3. 2022-10-14
   soldstatus $89,900 Closed 501-char remark

   Show marketing remark (501 chars)

   Super cute home in Alex situated on 3 city lots and close to churches, schools, and easy off and on highway. This move in ready house has 3 bedrooms, 2 baths, a large living area, good sized kitchen, and inside utility room. Two of the bedrooms are very spacious, and some updates have been made throughout. You will not be disappointed, and all of this is under $90,000. Come enjoy coffee on the front porch these upcoming Fall mornings! All offers due by Tuesday the 12th at 4PM. Come check it out!!

4. 2022-10-14
   soldstatus $90,000

   Show marketing remark (501 chars)

   Super cute home in Alex situated on 3 city lots and close to churches, schools, and easy off and on highway. This move in ready house has 3 bedrooms, 2 baths, a large living area, good sized kitchen, and inside utility room. Two of the bedrooms are very spacious, and some updates have been made throughout. You will not be disappointed, and all of this is under $90,000. Come enjoy coffee on the front porch these upcoming Fall mornings! All offers due by Tuesday the 12th at 4PM. Come check it out!!

5. 2022-09-20
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Super cute home in Alex situated on 3 city lots and close to churches, schools, and easy off and on highway. This move in ready house has 3 bedrooms, 2 baths, a large living area, good sized kitchen, and inside utility room. Two of the bedrooms are very spacious, and some updates have been made throughout. You will not be disappointed, and all of this is under $90,000. Come enjoy coffee on the front porch these upcoming Fall mornings! All offers due by Tuesday the 12th at 4PM. Come check it out!!

6. 2022-09-14
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Super cute home in Alex situated on 3 city lots and close to churches, schools, and easy off and on highway. This move in ready house has 3 bedrooms, 2 baths, a large living area, good sized kitchen, and inside utility room. Two of the bedrooms are very spacious, and some updates have been made throughout. You will not be disappointed, and all of this is under $90,000. Come enjoy coffee on the front porch these upcoming Fall mornings! All offers due by Tuesday the 12th at 4PM. Come check it out!!

7. 2022-09-08
   listed $89,900 Active 501-char remark

   Show marketing remark (501 chars)

   Super cute home in Alex situated on 3 city lots and close to churches, schools, and easy off and on highway. This move in ready house has 3 bedrooms, 2 baths, a large living area, good sized kitchen, and inside utility room. Two of the bedrooms are very spacious, and some updates have been made throughout. You will not be disappointed, and all of this is under $90,000. Come enjoy coffee on the front porch these upcoming Fall mornings! All offers due by Tuesday the 12th at 4PM. Come check it out!!

8. 2018-05-03
   soldstatus $59,900
9. 2018-05-02
   soldstatus $59,900 Sold 333-char remark

   Show marketing remark (333 chars)

   Home has been recently remodeled and has a brand new 2nd bathroom. Home has wood laminate floors, nice wood paneling in the living room,new carpet in bedrooms, new ceiling fan in living room,new paint inside and out, new laminate countertops in kitchen, new CH&A 2017, kitchen stove new 1 year ago, metal roof about 10 years old.

10. 2018-03-29
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Home has been recently remodeled and has a brand new 2nd bathroom. Home has wood laminate floors, nice wood paneling in the living room,new carpet in bedrooms, new ceiling fan in living room,new paint inside and out, new laminate countertops in kitchen, new CH&A 2017, kitchen stove new 1 year ago, metal roof about 10 years old.

11. 2018-03-14
    price $63,500 333-char remark

    Show marketing remark (333 chars)

    Home has been recently remodeled and has a brand new 2nd bathroom. Home has wood laminate floors, nice wood paneling in the living room,new carpet in bedrooms, new ceiling fan in living room,new paint inside and out, new laminate countertops in kitchen, new CH&A 2017, kitchen stove new 1 year ago, metal roof about 10 years old.

12. 2018-02-08
    price $72,500 333-char remark

    Show marketing remark (333 chars)

    Home has been recently remodeled and has a brand new 2nd bathroom. Home has wood laminate floors, nice wood paneling in the living room,new carpet in bedrooms, new ceiling fan in living room,new paint inside and out, new laminate countertops in kitchen, new CH&A 2017, kitchen stove new 1 year ago, metal roof about 10 years old.

13. 2017-11-01
    listed $79,900 Active 333-char remark

    Show marketing remark (333 chars)

    Home has been recently remodeled and has a brand new 2nd bathroom. Home has wood laminate floors, nice wood paneling in the living room,new carpet in bedrooms, new ceiling fan in living room,new paint inside and out, new laminate countertops in kitchen, new CH&A 2017, kitchen stove new 1 year ago, metal roof about 10 years old.

14. 2017-07-20
    soldstatus $42,500 Sold
15. 2017-07-06
    status Pending
16. 2017-06-24
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,799
• − Mortgage interest: −$6,436
• − Property taxes: −$1,072
• − Insurance: −$574
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,343
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,985/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alex
• NCES district ID: 4002670
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,715
• Composite: 44.4/100
• National rank: #6116
• State rank: #36 of 513 in OK

Livability — Alex

• Score: 57/100
• State rank: #474
• US rank: #21996

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alex, OK
• Population (ZIP): 1,123

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 14% Native American 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 2% Portuguese 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+155.3% since first listed

16 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-04-06 Listed $114,900 MLSOK
• 2022-10-14 Sold (Public Records) $90,000 Public Records
• 2022-10-14 Sold (MLS) $89,900 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-09-14 Pending — MLSOK
• 2022-09-08 Listed $89,900 MLSOK
• 2018-05-03 Sold (Public Records) $59,900 Public Records
• 2018-05-02 Sold (MLS) $59,900 MLSOK
• 2018-03-29 Pending — MLSOK
• 2018-03-14 Price Changed $63,500 MLSOK
• 2018-02-08 Price Changed $72,500 MLSOK
• 2017-11-01 Listed $79,900 MLSOK
• 2017-07-20 Sold (MLS) $42,500 MLSOK
• 2017-07-06 Pending — MLSOK
• 2017-06-24 Listed $45,000 MLSOK

Property tax history

+22.7%/yr

Latest (2025): $1,072 · +5.2% YoY. Source: county tax records.